In Texas, an insurer cannot decline or refuse to renew your homeowners policy solely because your roof is old, according to the Texas Department of Insurance’s September 29, 2026 clarification. But insurers can still consider the roof’s condition, and many policies pay less for older roofs, so your roof’s age can still affect claim payments and rates.
For Houston homeowners with a roof in the 15 to 20 year range, this is the practical question behind the replacement decision: what does my policy actually do with an older roof? This article is general information based on Texas Department of Insurance (TDI) material, not legal or insurance advice. Your policy language and your insurer’s filings control. It is part of our Roof lifespan and replacement guide for Houston.
What TDI said on September 29, 2026
TDI announced that it is clarifying its rule so that insurance companies cannot decline or not renew a home insurance policy based on the age of a house or its roof. Under the rule, companies may still base decisions on the physical condition of the home or components such as roofing, wiring, heating, air conditioning, plumbing or siding. The line TDI draws is between age and condition: a company cannot deny or non-renew a policy simply because a house or its materials are older. TDI said it developed the rule in response to Governor Greg Abbott’s directive to support Texas homeowners, and Insurance Commissioner Amanda Crawford said Texans deserve fair access to home insurance no matter the age of their home.
Two things the announcement does not do. It does not say an older roof must be covered on the same terms or priced the same as a new one, and it does not stop an insurer from acting on a roof that is actually in poor condition. If you believe a policy was non-renewed or canceled unfairly, TDI says you can contact its Help Line at 800-252-3439 or file a complaint through the TDI website.
Where age still matters: how a roof claim is paid
TDI explains that most home policies pay to repair or rebuild based on current costs (replacement cost coverage), while some pay less based on age and condition (actual cash value, or ACV, coverage). ACV policies cost less but pay less when you have a claim. TDI’s own example uses a house insured for $200,000 with a 2 percent ($4,000) deductible and a storm-damaged roof that costs $10,000 to replace:
| Coverage type | Roof value counted | Minus $4,000 deductible | Policy pays |
|---|---|---|---|
| Replacement cost (any roof age) | $10,000 | $4,000 | $6,000 |
| ACV, 5-year-old roof | $8,500 | $4,000 | $4,500 |
| ACV, 10-year-old roof | $7,000 | $4,000 | $3,000 |
| ACV, 20-year-old roof | $4,000 | $4,000 | $0 |
The lesson is not that a 20-year-old roof is uninsurable. It is that the same storm can produce very different checks depending on how your policy treats roof age. That is why TDI says to ask before you need to file a claim.
Questions TDI suggests asking your insurer or agent
TDI’s consumer column on roofs lists questions to ask when you buy or renew a policy. In plain terms:
- Is my roof information correct? Ask whether the age and material of your roof on the policy are accurate, and tell your company when you replace the roof so the age can be updated.
- How much will my policy pay for roof damage? Some policies pay the full cost of a new roof; others pay less based on age and condition, and many reduce coverage based on age and materials.
- What is my deductible? TDI notes that the wind and hail deductible is often higher than for other damage, which means more out of pocket for a roof repair.
- Will you cover my roof if it is in bad shape? A policy might not pay if the roof is already damaged. After a repair or replacement, ask whether roof coverage can be added back.
- Can I get a discount if I replace my roof? TDI says new roofs often earn better rates than older ones, and some companies discount wind-, hail- or fire-resistant materials.
- If part of the roof is damaged, will you replace all of it? TDI cautions that a company might not pay for the entire roof, even if new shingles do not perfectly match the old.
- When should I file a claim? TDI says you can file if a storm, tree or something else damages your roof.
TDI also advises checking at renewal whether your roof coverage has changed. As roofs age, some companies switch to actual cash value, and your company should tell you when it changes your coverage.
Checklist: roof and insurance housekeeping for Houston homeowners
- Find your declarations page and the roof section of your policy. Note whether roof losses are paid at replacement cost or actual cash value.
- Write down your wind and hail deductible and whether it is a flat amount or a percentage.
- Confirm the roof age and material your insurer has on file. If you replaced the roof and never told them, call.
- Photograph your roof from the ground each year, with dates, so you have a baseline if a storm hits. Do not climb a worn roof.
- Keep the invoice, permit and warranty paperwork from any past roof work.
- Read any renewal notice that mentions roof changes. If a notice cites roof condition rather than age, ask in writing what was observed and get a roofing inspection of your own.
How this fits the repair-or-replace decision
Insurance should be one input to the roof decision, not the whole decision. If your policy treats an older roof at actual cash value, a storm claim on a 20-year-old roof may pay little or nothing after the deductible, so you could face the full cost of replacement yourself. Replacing an aging roof on your own schedule can also help with the rate and coverage questions above, since TDI notes that new roofs often get better rates. On the other hand, a roof with years of life left that only needs a local repair does not need to be replaced for insurance reasons alone. Our guides on repairing or replacing a 10, 15 or 20-year-old roof, when to replace a roof and how long a roof lasts in Houston and Texas help you judge condition independently of what your insurer says.
If a storm has already damaged your roof, document it before anything else using our post-storm signs guide and our storm and hail damage page, then contact your insurer and review the policy details above.
Next steps
If your roof is aging and you want written numbers to weigh against your coverage, request free roof quotes and we will match your request with up to three Houston-area roofers so you can compare estimates. New customers get $500 off a qualifying roof replacement from participating partner roofers; the offer does not apply to insurance-claim work (see terms). To research first, use our scorecard for comparing Houston roofers or browse the Best Roofers in Houston page. Listings are compiled from public information and are not endorsements. More answers are in the Houston roofing FAQ.
Sources
- Texas Department of Insurance, Texas homeowners protected from being denied insurance based on roof age (Sept. 29, 2026)
- TDI, Home policies: Replacement cost or actual cash value? (updated Jan. 24, 2024)
- TDI, What to know about insurance and your roof (March 2026)
- TDI, Replacing your roof
- TDI, Get help with an insurance complaint
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